Local zoning · Marina

Marina — Overlay Districts

Q: If my lot is in **B‑3** how do I calculate front/side/rear yards?

Use the B table in § 17.40.010 : the combining designation ( B‑1 through B‑6 ) supplies the required building site area , front yard depth , side yard widths , and rear yard depth that apply instead of the underlying zone’s standard. See § 17.40.010 for the exact table values .

Overlay Districts under the Marina local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

Marina’s zoning ordinance (Title 17) uses a set of combining or overlay districts that sit on top of the underlying base zones to add special rules, require additional permits, or substitute different development standards. The overlay designations are implemented as combining districts (for example A, B, C‑P, SU) and the coastal overlays appear in the City’s Coastal Zoning chapter. The combining/overlay rules and the list of combining district types are established in § 17.02.060 and the detailed overlay rules are in the chapters that follow (coastal chapter and the combining‑district chapters) — see § 17.02.060 and § 17.41.010 .

Note: this page stays strictly to what Title 17 says about overlays/combining districts (permits, allowed use changes, and special standards). For development standards such as specific setbacks or parking formulas consult the underlying district sections and the city’s Marina Development Standards and Marina Parking pages as applicable.

How Marina’s overlays work (key rules)

Combining districts are “applied” in addition to the underlying district; where a combining district’s regulations conflict with the underlying district, the combining/regulating chapter controls. See § 17.02.060 .
The zoning map locates overlay boundaries; where boundary uncertainty exists the planning commission may determine the boundary. See § 17.02.070 .
The city maintains a separate Coastal Zoning chapter (Chapter 17.41) that implements coastal overlays and coastal‑permit combining districts; those coastal combining districts may add permit requirements and may modify underlying standards to achieve consistency with the local coastal land use plan. See § 17.41.010 and § 17.41.200 .

District‑by‑district breakdown

C‑P (Coastal Development Permit Combining District)

Purpose: The C‑P is an overlay applied to areas within Marina’s Designated Coastal Zone to implement the local coastal program and ensure consistency with the local coastal land use plan. See § 17.41.200 .
Typical permitted uses: None by right in the overlay; uses that are permitted or conditional in the underlying zone become conditional in the C‑P and require a coastal development permit. See § 17.41.200(B–C) .
Key standards and approvals:
- A public hearing is required for coastal development permits; the planning commission may impose conditions and may modify underlying standards (e.g., setbacks) to achieve LCLUP consistency. See § 17.41.200(D–E) .
- Where the C‑P conflicts with the underlying rules, the C‑P prevails. See § 17.41.200(A)(1) .
Where it applies: the Designated Coastal Zone shown in the City’s maps; the overlay is intended to implement the Marina Local Coastal Land Use Plan. See § 17.41.200(A)(2–3) .

Practical guidance: If your parcel falls inside the coastal zone you should assume that any development or change of use that would be permitted under the base zone will require an application for a coastal development permit under the C‑P rules; the planning commission can condition approvals or require mitigation to protect access, habitat and views. See § 17.41.200(E) .

SU (Coastal Zone Secondary Use Combining District)

Purpose: The SU combining district is used where coastally dependent uses are intended but may not be feasible; it allows the planning commission to shift the parcel to a secondary (non‑coastal) use regime under strict findings. See § 17.41.190 .
Typical permitted uses: When the planning commission finds coastally dependent uses are not feasible, the parcel may be governed by the PC (planned commercial) regulations as applied through SU (visitor‑serving uses are emphasized in the Coastal Zone context). See § 17.41.190(A)(1–2) .
Key standards and approvals:
- A noticed public hearing and substantial‑evidence findings on feasibility of coastally dependent use are required; the planning commission’s determination can be appealed to city council. See § 17.41.190(A)(3) .
Where it applies: parcels combined with SU on the City zoning map and in the Coastal Zone; check the map and case record. See § 17.41.190 .

Practical guidance: Use the SU process only after an applicant provides substantial evidence that coastal‑dependent uses are not feasible; opponents must then show feasibility. Because the SU changes the regulatory regime, expect a formal hearing process. See § 17.41.190 .

C‑D (Coastal Conservation and Development District)

Purpose: C‑D protects sensitive coastal resources while allowing coastally dependent and visitor‑serving uses where appropriate. See § 17.41.160 .
Typical permitted uses: None by right; many uses are conditional and require a coastal development permit (coastal research, developed public access, mariculture, dune/mining where applicable). See § 17.41.160(B–C) .
Key standards:
- Permits are judged against factors such as public access, habitat protection, limits to grading, view protection, and mitigation of environmental impacts. See § 17.41.160(C)(1–7) .
Where it applies: locations mapped as C‑D (coastal conservation) on the zoning maps. See § 17.41.160 .

Practical guidance: Projects in C‑D face the strictest coastal scrutiny; expect coastal‑permit conditions tied to habitat, access and view protection. See § 17.41.160(C) .

B (Site and Yard Area Combining District — B‑1 … B‑6)

Purpose: The B combining district series replaces the normal lot‑area and yard standards (front, side, rear) for properties combined with B. See § 17.40.010 and the B tables .
Typical effect: When a lot is combined with B‑1 through B‑6 the minimum building site area, front yard depth, side yard widths, and rear yard depths change to the table values; these replace the underlying district’s site/yard rules subject to the minimums noted (never less than R‑1 where stated). See § 17.40.010 .
Where it applies: Parcels designated B‑1…B‑6 on the zoning maps; consult the table in § 17.40.010 for the specific subdesignation .

Practical guidance: If your parcel is combined with a B designation, don’t rely on the underlying zone’s yard standards — use the B table in § 17.40.010 to calculate setbacks and minimum lot area. See § 17.40.010 .

A (Limited Agricultural Uses Combining District)

Purpose: The A combining district allows additional agricultural accessory uses when combined with other zones; it governs accessory uses such as small livestock and crop farming. See § 17.32.010 .
Typical permitted uses: All uses of the underlying district plus animal husbandry, crop farming, viticulture, and other agricultural accessory uses (with numeric limits on animals per acreage). See § 17.32.020–030 .
Where it applies: Parcels combined with A on the zoning map. See § 17.32.010 .

Practical guidance: For mixed residential/agricultural properties the A overlay can authorize limited agricultural activities that the base zone would not; check the specific numeric limits (e.g., animals per acreage) in § 17.32.020 .

P (Business Park and Planned Industrial Small‑Lot Combining District)

Purpose: The P combining district when applied to BP or M establishes business‑park design and small‑lot rules including minimum plan area and general development plan requirements. See § 17.31.010 .
Typical permitted uses: Uses of the underlying BP or M districts as modified by the P combining chapter; emphasis on coordinated site layout, design review and districtwide plan. See § 17.31.010–030 .
Key standards and approvals:
- Design review and an approved general development plan are required before development; see § 17.31.040 and the design review cross‑references. See § 17.31.040 .
- Lot coverage, setbacks (front yard: 10% of lot depth, min 15 ft, max 30 ft), and district boundary buffers are prescribed in the chapter. See § 17.31.030–050 .
Where it applies: Areas mapped P on the zoning map; min. area thresholds apply for designation. See § 17.31.010 .

Practical guidance: Projects in P should plan a districtwide concept (landscaping, shared parking, design theme) and expect the planning commission to require design review and compliance with an approved general development plan. See § 17.31.040 .

X (Camp Combining District) and S (Integrated Combining District)

X (Camp): Applies accessory camp uses where mapped; the X chapter adds uses (campgrounds, trailer camps, mobile home parks in some cases) to the underlying district subject to use‑permit controls. See § 17.38.010–030 .
S (Integrated): Adds regulations when combined with another district (permits duplex/multiple dwellings under certain conditions, requires R‑4 yards and other site standards). See § 17.36.010–030 .

Practical guidance: These combining districts alter the palette of permitted/conditional uses — always check the combining chapter text when a parcel has a letter overlay.

Quick reference — decision‑relevant table

Overlay district	What it changes / requires	Most relevant actionable effect	Code reference
C‑P	Converts permitted uses to conditional; requires a coastal development permit; C‑P rules prevail over underlying zone	Expect a public hearing, LCLUP consistency review, possible modification of setbacks/conditions	§ 17.41.200
SU	Allows transition to secondary (PC) regime if coastally dependent uses are infeasible	Formal feasibility hearing; PC standards may apply	§ 17.41.190
C‑D	Strong coastal resource protections; uses generally conditional	Strict habitat, access and grading limits; coastal permit required	§ 17.41.160
B‑1…B‑6	Replaces minimum lot size and yard dimensions with B table values	Use the B table for setbacks/lot area; cannot go below R‑1 minimums	§ 17.40.010
A	Adds limited agricultural accessory uses (animals, crops) to the underlying zone	Authorizes small livestock, viticulture, etc., with numeric limits	§ 17.32.020–030
P	Requires a general development plan and design review for business park/planned industrial small lot areas	Districtwide design theme, unique setbacks, buffers and landscape obligations	§ 17.31.010–050

How overlays interact with other processes (practical notes)

Design review: Many combining districts require design review or refer to site and architectural review; for example, P requires design review approval and coastal chapter references design review procedures for coastal permits. See § 17.31.040 and § 17.41.240 . See Marina’s Marina Design Review page for procedural context.
Parking and development standards: Overlays can preserve, replace, or allow modification of base‑zone standards (for example B replaces lot/yards). For parking formulas consult the underlying district and Chapter 17.44; coastal overlays allow the planning commission to add conditions affecting parking as part of permit approval. See § 17.40.010 and § 17.41.200(D–E) and consult Marina Parking.
ADUs: Title 17 overlays do not repeal state ADU law; overlays will only affect ADU permissibility if the overlay or coastal permit specifically limits the underlying residential uses. When overlays modify lot/unit counts, verify with the jurisdiction. See Marina ADUs and state rules at the California Building Standards Code and California ADU law. If the underlying zone allows an ADU but the parcel is in C‑P or C‑D, a coastal permit or other overlay condition may still be required — check § 17.41.200 and coastal Chapter requirements .
Nonconforming uses and changes: The coastal chapter and Title 17 include nonconforming use rules; overlays can affect how continuations or changes are treated (see § 17.52 and coastal nonconforming rules in 17.41.250). See Marina Nonconforming Uses and § 17.52 .
Variances and exceptions: Overlays do not remove the variance authority; where an overlay modifies dimensional requirements you may need a variance under the standard Chapter 17.46 process. See Marina Variances and Exceptions and § 17.41.220 where coastal variances are discussed .

Checklist (what an applicant must satisfy when a parcel is in an overlay)

Determine whether the parcel is mapped with a combining/overlay district (check the City zoning map). See § 17.02.070 .
Identify the specific combining district code chapter that applies (e.g., § 17.40.010 for B, § 17.32.010 for A, § 17.41.200 for C‑P) and read the applicable provisions. See relevant code citations above .
Confirm whether a coastal development permit or use permit is required (particularly if in the Designated Coastal Zone). See § 17.41.200(C–E) .
Prepare materials to show consistency with the Marina local coastal land use plan and the findings required by the combining district (if C‑P, C‑D, or SU). See § 17.41.200 and § 17.41.160 .
Complete any required design review and general development plan process (if P or otherwise required). See § 17.31.040 and § 17.41.240 and consult Marina Design Review.
Demonstrate compliance with overlay‑specific dimensional tables (e.g., B table for setbacks) and parking/landscaping rules; include plans showing site layout, parking, buffers and landscape. See § 17.40.010, Chapter 17.44, and consult Marina Development Standards and Marina Parking .
If pursuing changes that the overlay does not expressly authorize, apply for a variance or amendment per § 17.46/§ 17.58 (verify with the Planning Dept). See Marina Variances and Exceptions and § 17.58 (amendments) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether the parcel is actually mapped in the overlay	Zoning map location determines whether overlay rules apply	Verify parcel overlay designation on the City zoning map and request boundary determination if uncertain (see § 17.02.070)
Whether a coastal permit is required under C‑P/C‑D	Coastal permits add hearings, conditions, and different findings	Confirm inclusion in the Designated Coastal Zone and review § 17.41.200 and § 17.41.160; verify California Coastal Commission categorical exclusions if relevant
Conflicts between overlay and base zone standards	Overlays can prevail and modify setbacks, coverage, or uses	Check the combining chapter text (e.g., § 17.40.010 for B, § 17.31.010 for P) to determine which standard controls
Parcel‑specific habitat or access constraints in coastal overlays	May trigger additional mitigation or permit denial	Verify habitat designations, required mitigation plans and coastal findings (see § 17.41.060–070 and § 17.41.100)
ADU permissibility where overlays limit residential uses	Overlays that convert or condition residential rights can affect ADU ability	Verify with Planning: if underlying zone allows ADUs the overlay may still require a coastal permit — see § 17.41.200 and consult Marina ADUs
How design review and general development plans will be interpreted	Design review board/practical requirements can vary by overlay	Ask Planning for applicable design theme or prior approvals for the district (see § 17.31.040)

If a question or situation is parcel‑specific, annotate “Verify with the jurisdiction” and contact Marina Planning.

Plain‑English summary

An overlay (combining) district in Marina is a second layer of rules on top of your base zoning that can change which uses are allowed, require special permits (like coastal development permits), or replace dimensional standards (setbacks, lot area). Always check the zoning map to see whether the lettered overlay applies to your parcel and then read that combining chapter (for example C‑P, SU, C‑D, B, P, A) to learn what extra permits, hearings or design requirements will apply — see § 17.02.060 and the relevant overlay sections in Chapter 17.41 and the combining district chapters .

Source References

Marina Zoning Ordinance (Title 17) — Combining regulations and district list, § 17.02.060 .
Chapter 17.41, COASTAL ZONING — introduction and coastal combining district rules, § 17.41.010, § 17.41.160 (C‑D), § 17.41.190 (SU), § 17.41.200 (C‑P), § 17.41.240 (design review) .
Chapter 17.40, B Combining district (site and yard area rules), § 17.40.010 (B table) .
Chapter 17.32, A Combining district (limited agricultural uses), § 17.32.010–030 .
Chapter 17.31, P Combining district (business park small‑lot), § 17.31.010–060 (general development plan, design review, lot coverage, setbacks) .
Chapter 17.38, X Combining district (camp uses), § 17.38.010–030 .
Nonconforming uses chapter § 17.52 (continuance and change rules) .
For procedure on parking/parking formulas: Chapter 17.44 (consult Marina Parking) .
City zoning map and district boundaries — see § 17.02.070 (zoning map controls) .

Sources

Retrieved passages

Marina Zoning Code (chapter shall) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (§ 7) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Chapter 17.06.) High relevance
Marina Zoning Code (§ 3) High relevance
Marina Zoning Code (chapter shall) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Title 17) Medium relevance

Cited sections

Marina Zoning Ordinance (Title 17) — Combining regulations and district list, **§ 17.02.060** . (Title 17)
Chapter 17.41, COASTAL ZONING — introduction and coastal combining district rules, **§ 17.41.010**, **§ 17.41.160 (C‑D)**, **§ 17.41.190 (SU)**, **§ 17.41.200 (C‑P)**, **§ 17.41.240 (design review)** . (Chapter 17.41)
Chapter 17.40, B Combining district (site and yard area rules), **§ 17.40.010** (B table) . (Chapter 17.40)
Chapter 17.32, A Combining district (limited agricultural uses), **§ 17.32.010–030** . (Chapter 17.32)
Chapter 17.31, P Combining district (business park small‑lot), **§ 17.31.010–060** (general development plan, design review, lot coverage, setbacks) . (Chapter 17.31)
Chapter 17.38, X Combining district (camp uses), **§ 17.38.010–030** . (Chapter 17.38)
Nonconforming uses chapter **§ 17.52** (continuance and change rules) . (§ 17.52)
For procedure on parking/parking formulas: Chapter **17.44** (consult Marina Parking) .
City zoning map and district boundaries — see **§ 17.02.070** (zoning map controls) . (§ 17.02.070)
Marina_ZoningCode.md

Frequently asked questions

What is an overlay or combining district in Marina and how do I know if my lot has one?

An overlay (called a combining district in Title 17) is a secondary zoning label (letters like A, B, C‑P, SU) applied on top of the base zone to add or change rules for that property. Check the City zoning map and the combining district list in § 17.02.060 to see if your lot is mapped with an overlay; if the map is unclear, the planning commission can determine boundaries per § 17.02.070 .

Do I need a coastal development permit for property in Marina’s coastal overlay?

If your parcel falls within the Designated Coastal Zone and is combined with the C‑P or C‑D overlay, many uses will be conditional and will require a coastal development permit; C‑P makes underlying permitted uses conditional and the planning commission must hold a public hearing and make findings under § 17.41.200 .

Can an overlay change setback, lot coverage or height rules in Marina?

Yes. Some overlays expressly replace dimensional rules (for example the B combining district substitutes minimum lot area and yard dimensions — see § 17.40.010) and the coastal combining districts may authorize the planning commission to modify setbacks to implement the Local Coastal Program (see § 17.41.200(D)) .

If my lot is in **B‑3** how do I calculate front/side/rear yards?

Use the B table in § 17.40.010: the combining designation (B‑1 through B‑6) supplies the required building site area, front yard depth, side yard widths, and rear yard depth that apply instead of the underlying zone’s standard. See § 17.40.010 for the exact table values .

Do overlays prevent me from adding an ADU?

Not automatically. State ADU law interacts with local zoning; if the underlying residential zone allows an ADU the overlay may still require an overlay‑specific permit (for instance a coastal permit if in C‑P) or impose district rules that affect where an ADU can be sited. Verify with planning and consult § 17.41.200 for coastal permit implications and Marina ADUs .

Will a combining district change parking requirements for my project?

Overlays may affect the form of development that determines parking demand; however parking formulas themselves are in Chapter 17.44 and the applicable parking chapter or the planning commission’s coastal permit conditions will control. Confirm parking requirements in the appropriate district chapter and Chapter 17.44; see Marina Parking and § 17.44 .

How does design review fit into overlay approvals?

Some combining districts require or trigger design review as part of their approvals (for example the P combining district requires design review and a conceptual architectural theme — § 17.31.040). Coastal permits often invoke site and architectural review under § 17.41.240. Expect design review to be part of the discretionary permit package where specified .

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